Ryan,You mentioned that your expense ratio includes deferred maintenance items from the new properties you're acquiring.

The bond steps in much earlier in the process.If they won't voluntarily disclose their bonding company, you may have to get an attorney to file against them and start discovery.Not all of the items on the list in your first post would be covered by the bond, but improperly managing the utilities should.

In every case I have prepared a binder detailing every repair, no matter how small, every improvement and remodel, comps from the area and the list of upcoming maintenance items.

I would also send an additional letter pointing out that you will store their items for no greater than 1 month with a charge of $50.

Another concern is the insurance cost for sinkholes, flooding and hurricanes, I've never had to deal with most of those items here in California, ever been a deal breaker for you?

Freestanding stove/range (whether inserted between cabinets or standing off by itself) is the only item that customarily stays with the property.

Loans were pooled, priced and sold and then files were shipped with buyback provision for missing items.

He sent me back, same day, a quote (with a fairly narrow price range depending on a couple items). 

We also have leads on two larger ticket items which have been foreclosed but are not yet on the market.I look forward to benefiting from the wealth of knowledge on this site and also contributing occasionally if I can add anything of value. 

It is also a line item on several of the property analysis calculators that I utilize including those here on BiggerPockets.